Call for Sites Form
Agent
Land west of Milton Road, Clapham. 23.74ha.
Agricultural with B8 caravan storage and dwelling
Agriculture
Residential
Residential
A12 Road
500
Education
30 - 35ha
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Land for 2FE primary school
Land for 2FE Primary School
Two vehicular points to Milton Road and one cycle/pedestrian only access.
400
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To form part of Clapham Neighbourhood Plan so pre adoption.
Sustainable location, provision of electric vehicle charging points, SuDs, 10% biodiversity net gain.
No uploaded files for public display
24.30
New vehicular access is proposed at two separate points onto Milton Road, both of which seem appropriate. There can be some light traffic in the area, however the site has excellent access to the A6, though this development and other neighbouring ones may contribute to congestion. There are a pair of bus stops directly outside the northern vehicular access where the 51 bus provides a roughly hourly service between Bedford and Rushden. Both proposed access points have a pavement on the opposite side of the road. Near the north of the site on Bedford Rd there is a shared cycle/pedestrian path running along the A6 to Milton Ernest. A Transport Assessment is required to assess cumulative impacts of this site and others proposed in the vicinity. Include pedestrian crossings at both proposed access points to ensure pedestrian access to the existing pavement on Milton Road.
noise concerns relate just to proximity to A6 twinwoods business park mat be a source of noise
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land West of Templars Way, Sharnbrook. 2.83ha.
Agriculture
Commerical land
Residential
Railway line
Agricultural land
66
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65% of area at 35dph
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Southern corner of the site adjoining Templars Way. Please see dwg no. T19620 001
66
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Outline application January – April 2024 Marketing and sale of site May – July 2024 Reserved Matters application October – December 2024 Discharge of Conditions – January – March 2025
The development will: • Achieve higher water efficiency standard in the Building Regulations; • Be located in reasonable walking distance to facilities and services with access to sustainable modes of transport; • use design, layout and orientation to maximise natural ventilation, cooling and solar gain; • incorporate landscape buffers with dual-use to provide green and blue infrastructure • achieve a 19% reduction in carbon emissions below the Building Regulation, focussing on a Fabric First approach
2.97
The site is located on the north side of Templars Way in the village of Sharnbrook approximately 7.9 miles north of Bedford town centre. The site will be accessed via Templars Way after the junction of Templars Way/Kennell Hill/Mill Road. There is sometimes moderate traffic congestion on Kennell Hill outside of the site entrance, and the potential development could have an additional impact. The closest bus stop is located in the vicinity of the south of the site on Templars Way. There is a 1.2m footway in the frontage of the site on Templars Way. There are not formal cycle tracks and cycling is possible only by using the footway or the road surface. A Transport Assessment will be required to identify the impact of traffic on Templars Way as well as at the Templars Way/Kennell Hill/Mill Road junction. The proposal will require a road to adoptable standards in accordance with Bedford Borough Council's highway standards in terms of accommodating the carriageway/footway widths and the required radius kerbs. A 2m footway is required outside of the site to connect with the bus stop. Consider marking onstreet cycle lanes.
noise from railway
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land south of 7 Kimbolton Road, Pertenhall, MK44 2AZ.
Agricultural land
Dwellings
Agricultural land
Agricultural land
Agricultural land
8
No answer given
4 pairs of semi-detached dwellings to match the dwellings to the north which represents 14 dwellings per hectare to reflect the character of the area
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An access can be created off Kimbolton Road, see site location plan which shows its position.
2024/2025
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2024/2025
The development will use carbon efficient building materials in its construction as well as utilising efficient energy and water systems internally alongside solar panels on the roof to create energy which can be used by the dwellings. Externally there will be bicycle provision to encourage sustainable modes of transport and electric car charging points. The scheme will also incorporate landscaping and provide a net gain in biodiversity with bird and bats boxes and native planting.
No uploaded files for public display
0.57
Site adjacent to 4 Kimbolton road in row above (site ID 509), and same number of dwellings proposed (8), therefore same score and comments. Site adjacent to 4 Kimbolton road in row above (site ID 509), and same number of dwellings proposed (8), therefore same score and comments.
no noise concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent for Agent. Contact Agent: Woods Hardwick
Bedford River Valley Park
Arable farmland Mineral extraction
Not stated
Not stated
Not stated
Not stated
700 to 850 houses and a care home
Assisted living care facility
A range between 30 – 40 dph
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Local centre
Approx. 750 sq.m
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Boat House – Approx 1,205 sq.m. Primary school – Approx 2,400 sq.m.
Boat House. Primary school.
See accompanying plans and Supporting Statement.
700 - 850
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2024/25
Adopting measures to reduce carbon emissions and utilise renewable energy sources as much as possible. See enclosed Supporting Statement for further details.
96.93
Access onto the A603 (south of the site) using two access points. No existing traffic congestion in the area, however a development of this scale could potentially change that. There is a bus stop on Bedford Road directly outside the site where the 73 bus gives a service to Bedford approximatly every 30 minutes. There is a pavement directly outside the site and the site also connects to an existing off-road cycle track to Bedford (in the north of the site). Improvements to this track are proposed as part of the development. Due to the large scale of development, rerouting the 73 bus which currently passes along Cambridge Rd/Bedford Rd through the site would be beneficial.
will need to consider lafarge quarry
The site is suitable for allocation for a mix of uses including residential development, education, open space and recreation. The site is able to delivery green and blue infrastructure which fits with the Local Plan's objectives. Requirements include - preparation of a masterplan, - development for residential, recreation and open space, - delivery of a watersports lake, - contribution towards and delivery of planting for the Forest of Marston Vale, - Transport assessment, sustainable transport connections and a mobility hub, - site specific flood risk assessment, - consideration of heritage assets, - 2.4ha serviced site for a 2FE primary school. Site is proposed for allocation HOU11 Land at Bedford River Valley Park.
Agent for Agent.
Land adjacent Wootton Upper School, Wootton
Agricultural with adjoining woodland. Gross Site Area: c.16.3ha (area proposed for development) + potential for c.100acres of woodland
Education and residential and church
Agricultural
Agricultural with residential beyond
Woodland
489
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30dph
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Site presently has agricultural access to public highway. The site benefits from its own access that could be upgraded and thus deliver an independent development, or it could be delivered in conjunction with the adjoining land owned by Bedford Borough Council (BBC) to the east (Site 306) with a new access to Cranfield Road.
250
239
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2025
The site is in a sustainable location with access to local sustainable transport methods including local bus services, as well as being within a practical commutable distance of schools and employment opportunities. Due to the significant land ownership, there is the potential to deliver biodiversity improvements and a large new community woodland on land as put forward and adjoining within the same land ownership. The development would also have the potential to deliver low or zero carbon homes in line with emerging national and local planning policy.
No uploaded files for public display
16.36
There is existing access via a farm track north towards Wootton Upper School which does have space to be widened and include a pavement, however a purpose-built access road east to Cranfield Road would be a better option. There is some moderate traffic in the area and a development of this scale could cause a significant impact. The nearest bus stop using the proposed access is 1.1km away where the 53 bus gives a service three times per hour to Bedford. However, if a separate pedestrian/cycle access was provided in the NE corner of the site, the nearest stop would be 350m with the same services. There is no current pedestrian connectivity however both proposed access points have scope to include sufficient pavements connecting to the local area. There is no cycle connectivity however there would be space for a shared path alongside any access road, and the existing pavement on Cranfield Road could be easily upgraded to a shared path. A Transport Assessment would be required, given the scale of the development proposed and the existing congestion in the vicinity. Include a dedicated pedestrian/cyclist access point in the NE corner of the site connecting to Jenkyn Road to give far quicker connection to local facilities. Include a shared pedestrian/cycle path alongside the site access road and consider re-designating the existing pavement on Cranfield Road as a shared path.
No answer given
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land To The East of Colmworth Road, Little Staughton. 4.1ha
Fields
Residential
Solar Farm / Commercial
Fields
Road then Commercial / Fields
TBD
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30 dph
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B1, B2, B8
TBC
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Access will be provided off Colmworth Road as indicated on the Location Plan
TBC
TBC
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2025
The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the dwellings will utilise low carbon building materials. The dwellings will be energy efficient and will be designed for comfort by balancing passive cooling design strategies which maximise comfort and minimise energy use during the warmer summers, with adequate levels of insulation for the warmer winters. The dwellings will be constructed so they are weather tight, robust enough to withstand extreme weather, and with foundations which are appropriate for their lifetime. The design will also include measures for water efficiency and effective drainage.
No uploaded files for public display
3.94
Access would be onto an existing road which connects to Little Staughton Road. Some moderate congestion at peak times in the area however the road appears able to accommodate extra traffic. There is a bus stop 150m from the north of the site, however it only provides 3 daily services to Bedford. There is no pedestrian connectivity at the proposed vehicular access to the site, however there is a pavement on Little Staughton Road in the NW corner of the site, so a dedicated pedestrian access could be provided. There is no specific cycle connectivity in the area however there are several small and quiet roads which could be used safely for cycling. Depending on the scale of the proposed development, a Transport Assessment may be required. Include a pedestrian access link in the NW of the site to the existing pavement on Little Staughton Rd.
No answer given
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land at Teazels, Green Lane, Renhold. (option 2: for 34 dwellings)
Grass / Grazing Land
Residential
Residential
Agricultural
Residential
34
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20 dph
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The site would be accessed from Green Lane via Brook Lane as shown on the accompanying indicative plan
34
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2024
Please see accompanying statement ('Supporting Statement 8 Houses' in attachments).
1.98
Includes site 875. Access would be via narrow Green Lane onto Brook Lane, which then connects to Ravensden Road. Green Lane is too narrow to acccomodate access to the site within the current red line boundary, so access may depend on ownership of land to the west to facilitate expansion. There is very little traffic congestion in the area and the size of this development would likely make no material impact. There is a bus stop within 100m where the 27 bus provides four daily services between Great Barford and Bedford. There is a pavement going both direction on Ravensden Road but not on Brook Lane, however there is space to extend the pavement to the site, which is only 40m away. Cycling along Hookhams Lane is feasible and connects to a shared path approx 1km from the site.Confirm if widening of access via Green Lane will be possible. Extend the pavement from Ravensden Road along Brook Lane to connect to the site entrance on Green Lane - approximately 40m in total.
No answer given
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Abbey Field (land adjacent to Abbey Cottage) Bedford Road Turvey Bedfordshire MK43 8BA 1.24ha
Open pasture
Woodland - private
Abbey
Open pasture
Residential
24
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19.35 dph
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Directly onto A428 within 30mph speed limit for the village.
24
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Subject to a grant of planning permission, the land is owner occupied and therefore it is seen to be viable for the development to commence within 1-5years of December 2023.
Whilst this isn’t fully known at this stage the sustainability through both construction methods, energy use and their sources and a reduction in the carbon footprint for the construction of dwellings to the site are all key contributors to responding to the urgent need for climate change. The development of the proposal for the site would carefully consider these sustainable contributors and environmental impacts in the formation of a scheme for the submission for planning. The development of the site would actively seek to provide local native species hedgerows, trees, bat and bird boxes to encourage local wildlife. In addition, the site would look to possibly include some additional woodland land for the use by the local pre-school and primary school as a forest school learning environment and discussions surrounding this would take place at an appropriate time.
No uploaded files for public display
1.40
Access would be direct onto the A428 within the 30mph limit which currently changes half way along the site frontage. There is no significant traffic congestion in the area. There are bus stops 110m away where the 41 bus provides an hourly service between Bedford and Northampton. There is a pavement running along the whole frontage of the site, which also has space for possible widening and sharing with cyclists. Extend the 30mph limit to cover the whole of the site frontage. Consider widening and re-designating the pavement outside the site to a shared pedestrian/cycle path.
No answer given
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
25 dwellings on Northern section of the land. Total capacity of the land 84 dwellings.
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30 dph
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DULOE ROAD, DULOE
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YES
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Nothing stated
Nothing stated
No uploaded files for public display
2.74
Access would be west of the site onto an unnamed road (the main road through Duloe). There is good space and visibility to create a safe access point, however the road is narrow and would require a lot of work to be suitable to serve a development of this size. All of the nearby roads are also narrow so although there is no indication of existing traffic congestion in the area, this development could likely cause congestion on the local network. The nearest operational bus stop is over 1.2km away in St Neots - there is a stop marked on maps in Duloe, but there is no indication on the ground that this exists, in addition the 29 service passing through the village has been suspended for over a year with no return date. There is no current dedicated pedestrian or cycle connectivity, with the exception of quiet roads nearby. The investment required to construct a footpath along Duloe Road to St Neots would be too great for the scale of the development. The unnamed road that the site would use for access would need widening to cope with the additional traffic, along with lots of other roads in the area. Restoring the bus service through Duloe would be beneficial, this has been suspended since March 2020 due to COVID, but has not returned any time since (presumably due to financial issues). Pedestrian connectivity to St Neots would also be beneficial however also unlikely to be feasible.
No answer given
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Wilden, Bedfordshire.
Farmland
largely farmland
largely farmland
largely farmland
largely farmland
100+
No answer given
10 per acre
Shopping Mall with flats above
Permanent
10
Mixed
Whatever the Council wants
Whatever the Council wants
Whatever the Council wants
Whatever the Council wants
Not applicable
New school & playing field
New school & playing field
High street Wilden. 4.465 ha. Renhold Road. 5.41 ha. Barford Road. 4.681 ha.
1 - 5 Years
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2024
Solar Panels?
No uploaded files for public display
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The site consists of 3 land parcels one located off the High Street, another off Renhold Road and a third off Barford Road. Wilden village lies some 6.5 km (4.0 miles) northeast of Bedford town centre. The section of High Street where the site access is proposed is unclassified 30mph road with footway on at least one side of the road. The required visibility standards from the site on to High Street are achievable with minor adjustment to on-street parking. The proposed site access is opposite Wilden VA primary school where there are traffic issues at school pick-up and drop off times. Consideration should be given to providing school pick-up and drop off facility within the site. Renhold Road is a classified road with a 30mph speed limit. There is no made footway to High Street and the road width is less than 5m. Localised widening within the site may be required as well as continuous footway to join existing within the village. The required visibility standards from the site on to Renhold are achievable. Barford Road is a classified road with a 30mph speed limit with no made footway. The required visibility standards from the site on to Barford Road are achievable. Suggested mitigation measures: • Improve bus services; • Extend the 30 mph speed limit on Barford to incorporate the proposed site access; • Provide footway pavement from the land parcels on Renhold Road and Barford Road to High Street and Wilden Village centre.
No answer given
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Please contact the agent
Land To The Rear Of The Cornfields Public House New Road Colmworth Bedfordshire
Agricultural
Agricultural
Agricultural
Public House and residential
Agricultural
30
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25-30 dph
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Access will be provided off New Road as indicated on the Site Location Plan.
30
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2025
The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the dwellings will utilise low carbon building materials. The dwellings will be energy efficient and will be designed for comfort by balancing passive cooling design strategies which maximise comfort and minimise energy use during the warmer summers, with adequate levels of insulation for the warmer winters. The dwellings will be constructed so they are weather tight, robust enough to withstand extreme weather, and with foundations which are appropriate for their lifetime. The design will also include measures for water efficiency and effective drainage.
No uploaded files for public display
No answer given
The site is located on the south side of New Road a classified road in the Colmworth Village some 8.5 km (5 miles) north of Bedford town centre. The site access is proposed some 70m west of the Church Road/Wilden Road/New Road junction where the speed limit on this section of New Road is 60mph. Nearer the Church Road/Wilden Road/New Road junction the speed limit reduces to 40mph. There is no made footway on New Road, Church Road and Wilden Road. There is a bend in the road west of the proposed site access which makes achieving the required forward visibility from the site to the left of New Road problematic. Extending the 40mph speed limit west of the proposed site access may enable visibility to the required standards.Mitigation measures: • Improve bus services; • Extend the 40 mph speed limit on New Road to incorporate the proposed site access; • Provide footway from the site.
No answer given
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Beaumont House, Lt. Staughton, Beds MK44 2BH
dwelling, garage and yard.
Houses
Houses
Houses
Field
5 - 10
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n/a
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one road access point already at either end of the site
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6-10 years
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house currently occupied by our elderly mother who will stay there until she chooses to move elsewhere or is deceased
new houses would be built in an energy efficient manner
No uploaded files for public display
No answer given
The site is located west of High Street in the village of Little Staughton and lies some 15 km (9 miles) north of Bedford town centre. Access to the site is feasible off High Street (via an existing access) but parked cars on Spring Hill may hinder forward visibility from the site. There is no significant traffic congestion on High Street. The nearest bus stop is located 180m south of the site on Grays Grove. There is a 1m - 1.2m wide footway outside of the site (on the same side of High Street) and no formal cycle routes. Parked cars on Spring Hill makes cycling more difficult than otherwise could be. Suggested Mitigation Measures: The site is located west of High Street in the village of Little Staughton and lies some 15 km (9 miles) north of Bedford town centre. Access to the site is feasible off High Street (via an existing access) but parked cars on Spring Hill may hinder forward visibility from the site. There is no significant traffic congestion on High Street. The nearest bus stop is located 180m south of the site on Grays Grove. There is a 1m - 1.2m wide footway outside of the site (on the same side of High Street) and no formal cycle routes. Parked cars on Spring Hill makes cycling more difficult than otherwise could be.
Only noise concerns would be the garage, would this be demolished or a continuing noise source that would need to be considered.
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Contact Agent (DLP PLanning Ltd)
Car park to the east of Bedford Heights Business Centre, Brickhill Drive, Bedford, MK41 7PH
Car Park
Underground reservoir and future distribution warehouse.
Existing suburban residential development
Public open space
Bedford Heights Business Centre
30 Apartments
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Affordable
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There are three access points from Brickhill Drive that can be adapted for development.
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2024
Sustainability The site comprises part of the car park of a developed employment site. The site is located adjacent to an existing cycle path that leads to Bedford Town Centre. The site is located within the urban area and is well located to service outlets such as shops, with Aldi located approximately 1.2km from the site and Argos and Sainsburys approximately 1.4km from the site. The site is also well located to public transport routes to the town centre which provides further services and facilities. There are three bus stops located within close vicinity of the site with the closest less than 0.1km away. It should also be noted that a medical centre is located exists approximately 1.2km from the site. The site is therefore highly sustainable in planning terms. Policy Compliance Policy 51S Climate Change Strategic Approach sets out the Council’s requirements to address climate change. The preamble to the policy advises that development will be expected to address both adaptation and mitigation through water and energy efficiency, appropriate layout, design and landscaping and the use of renewable energy. The site is currently available, and its development would not require additional infrastructure other than minor improvements to the existing access. There is scope to utilise adjacent cycle routes in order to reduce car reliance. There is no reason why the site could not be developed to conform with policy standards in relation to design, layout and scale. The proposed building and apartments would be constructed in line with the latest energy standards and building regulations and it is an aspiration of the developer that the development will be Zero Carbon. The development will conform to the policies in regard to landscape, biodiversity retention and enhancement and renewable energy. The site is located entirely within Flood Zone 1, meaning it has less than a 1 in 1000 annual probability of river or sea flooding according to the Environmental Agency. Additionally, the site is not located within a Conservation Area, or within the close vicinity of any heritage assets or listed or locally listed buildings.
No answer given
The site is located west of Brickhill Drive in Bedford town centre. Proposed access to the site is unclear and more information is required. If the existing access cannot be used, there would be significant barriers to access that cannot be mitigated. No safe direct access onto the public highway is possible from the application site. Safe access to the highway from the application site would need to go through third party land. The nearest bus stop is located some 40m south of the site. There is full segregated foot/cycle path adjacent to the site and connecting the local road network. There is significant traffic congestion at the A6 Paula Radcliffe Way/Clapham Road roundabout and the Manton Lane/A600 Clapham Road roundabout. Brickhill Drive is a 30 mph unclassified road. Suggested mitigation measures: Access rights or a third party land acquisition would need to be negotiated to in order to provide a safe and viable site access if the existing access cannot be used.
Site has adjoining commercial use and has the potential for being affected by noise. A full noise assessment would need to be conducted, special concern for external amenity areas.
The site is suitable for allocation. As an area of surplus car parking, this site is suitable for residential development. A masterplan and design code will be required and should pay particular attention to the site's elevated location and proximity to / relationship with nearby employment uses, and to create safe pedestrian and cycle links to the existing network. Site is proposed for allocation HOU10 Land at Bedford Heights, Bedford.
No answer given
1 Bedford Road Willington MK44 3PP
Dwelling, Commercial buildings and grassland
Housing
Mobile Homes
Housing
Housing
40
No answer given
21 / ha
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Access from Wood Lane with Highways improvements to be made as part of the scheme
X
No answer given
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Year 1
High Specification Energy Efficient Housing
No answer given
The site is located on the corner of Bedford Road and Wood Lane in the village of Willington and lies some 7 km (4.35 miles) east of Bedford town centre. There are significant barriers to access from Wood Lane as indicated but theses can potentially be mitigated. Direct access onto the public highway is possible from the application site to Bedford Road as well as Wood Lane but there are significant constraints. The nearest bus stop is located on Bedford Road some 180m west of the site. There is no current pedestrian access/footway connectivity from Wood Lane to the local road network but mitigation is feasible. There is no significant traffic congestion on the A603 Sandy Road and Bedford Road. It should be noted that there is an existing safeguarded area that includes the north east corner of this site. This is for improvement works at the whole Bedford Road/Barford Road/Sandy Road junction which potential works on Wood Lane to improve access would need to tie-in with. Suggested Mitigation Measures: Explore providing access off Bedford Road as opposed to Wood Lane. Access off Wood Lane • Wood Lane carriageway should be widened from the site access to Sandy Lane and a 2m footway provided -the applicant controls the non-highway land required to implement the work; • A speed survey should be carried out on Wood Lane by the proposed site access to help establish forward visibility requirements. Wood Lane is an unclassified road with a posted speed limit of 60 mph. Access off Bedford Road • A speed survey should be carried out on Bedford Road to help establish forward visibility requirements. Adequate land at the corner of Bedford Road and Sandy Road should be hypothecated to forward visibility requirements (to the right from a site access on Bedford Road). Bedford Road is a classified road (principal road) with a posted speed limit of 30 mph.
No major concerns but consideration would need to be given for noise assessment for road traffic at junction.
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land at 54 Cleat Hill Bedford Beds MK41 8AN
Garden / Amenity Land
Residential
Residential
Residential
Agriculture
Formerly: 1 Large House of Outstanding Character. Currently: We would now suggest that this site may be suitable for more than one large dwelling, possibly 3 or 4 family homes.
No answer given
N/A
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Direct access from “Cleat Hill”
X
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Site can be made available immediately following planning permission.
Nothing stated.
No uploaded files for public display
No answer given
The site is located to the rear of existing properties fronting the B660 Cleat Hill and lies some 3.5 km (2.1 miles) north of Bedford town centre. There are significant barriers to access from Cleat Hill but theses can potentially be mitigated. Direct access onto the public highway is possible from the application site to Cleat Hill but there are significant constraints including the need to pass over third party land. So the planning application red line needs to include the direct access to the highway. The nearest bus stop is located on Kimbolton Road some 680m south of the site. There is pedestrian access/footway connectivity from Cleat Hill to the local road network but no formal cycle route. There is no significant traffic congestion on the B660 between the site and the Wentworth Drive/Avon Drive roundabout. Suggested Mitigation Measures: • Application site redline needs to include direct access to the highway; • Access rights or a third party land acquisition would need to be negotiated in order to provide a safe and viable site access; • A speed survey should be carried out on Cleat Hill at the proposed site access to help establish forward visibility requirements. Cleat Hill is a classified road with a posted speed of 30 mph; • Bedford Borough Council will not adopt private drives and refuse vehicles will not go into non-adopted roads. The fact that the site is significantly set back from the public highway means that careful consideration should be given to the site layout in order to meet design standards for servicing including those required by the fire service.
No major concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land south of Bromham Road, Biddenham
The site is currently formed of a single paddock.
To the north of the site is existing housing north of Bromham Road and the Bromham Rd
A6
A6 & Bromham Rd
To the west is a small arable agricultural field between the site and the River Great Ouse.
35 - 45
No answer given
25 - 45 / ha
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There is currently no direct access from the site to the adopted highways, with the current access being taken from the neighbouring field. Initial works however have demonstrated that a suitable access to the site is likely to be achievable from Bromham Road to the north, even when considering existing allocated land to the north.
The site is immediately deliverable and could deliver now well ahead of the Plan being adopted. The site could deliver in full within the first 3-5 years of the Plan being adopted, the earlier the delivery subject to an early indication of inclusion as an allocation.
No answer given
No answer given
No answer given
Subject to being included as an allocation in the submission Plan, we see no reason why development could not begin the same year as the Plan’s adoption.
The site is located within walking distance of services, facilities and sustainable transport modes (particularly bus due to the existing stops adjacent to the site) which will lessen reliance on private vehicle travel and promote modal shift. All units proposed will be built to create high levels of thermal performance to reduce energy need and where possible will be orientated to take advantage of passive solar gains. It is intended to create a good level of air tightness which will prevent the loss of warm air from the new units and greatly improve loss from the existing building, thereby reducing heating needs/demand. The level of insulation affects the ability to maintain a comfortable internal temperature Good levels of insulation will be used to prevent heat loss from inside to outside in the winter, and heat gain from outside to inside in the summer. Low water usage within the dwellings will be achieved through the following: • Efficient washing machines • Dual flush cisterns • Low usage fittings restrictors on taps, showers etc The site is located between two existing allocations, which demonstrates beyond any reasonable doubt that this area is considered to be suitable and sustainable for residential development.
No answer given
The site is located to the south of Bromham Road, north of the A6/A4280 Bromham Road and lies some 4 km (2.48 miles) north of Bedford town centre. There are significant barriers to access from Bromham Road but theses can potentially be mitigated. There is an existing access off Bromham Road to the west of site and it is proposed as potential access for the site. However, this access is on third party land and currently used by the adjoining land to the west of the site. A new site access off Bromham Road is possible if any forward visibility limitations can be overcome. It is expected that the access junction and access road serving up to 40 houses would be adopted. The nearest bus stop is located on Bromham Road adjacent to the site. There is footway and segregated cycle route connectivity from Bromham Road to the local road network. There is no significant traffic congestion from Bromham Road through to the A6/A4280. Suggested Mitigation Measures: • Access rights would need to be negotiated to use the existing access off Bromham Road to the west of the site. The site access layout for the site and adjoining land to the west must not compromise safety; • For a new access off Bromham Road, a speed survey should be carried out on Bromham Road at the proposed site access point to help establish forward visibility requirements. Bromham Road is an unclassified road with a posted speed limit of 30 mph.
No major concerns but consideration would need to be given for road traffic noise assessment.
The site is outside of the urban area. The location is not consistent with the Council’s preferred strategy. In addition, this site falls within the development area of Policy H6 of the 2002 Local Plan policy for Biddenham Loop which intended the land to be kept free from development.
Contact the agent
Land west of A600 Cotton End, Elstow.
agriculture
woodland
agricultural/residential
highway/residential/school
agricultural
950
No answer given
30 / ha
No answer given
No answer given
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B1/2/8
No answer given
Local convenience store
Not known at this stage
No answer given
No answer given
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From A600
100
325
525
No answer given
2026
At this stage we have no detailed proposals but at the time of any planning application the scheme would comply with whatever current regulations and best practice mitigation measures are available to minimise greenhouse gas emissions and deliver energy efficiencies.
No answer given
The site is located to the south/west of A600 High Road, west of Wilstead Road and lies some 5.5 km (3.42 miles) southeast of Bedford town centre. There are no significant barriers to achieving safe and suitable accesses. With the proposed 950 home and ancillary retail use, more than one access should be provided and it is feasible to do so off both A600 High Road and Wilstead Road. The nearest bus stop is located on High Road close to the site. There is footway on A600 High Road on the opposite side of the road to the site but no on/off road cycle route. There is no significant traffic congestion on the A600 but with 950 homes, there is potential for highway or junction capacity problems particularly at A600 High Road junction with Wilstead Road. There is also the cumulative traffic impact of other development sites in the area. Suggested Mititgation Measures: • Site access off A600 High Road may require a right turn (ghost island) lane for traffic turning right into the site from A600 High Road; • Footway pavement in-lieu of existing verge along A600 High Road between the site and Wilstead Road; • Footway pavement in-lieu of existing verge along Wilstead Road from the site frontage to A600 High Road; • At A600 High Road junction with Wilstead Road, a right turn lane for traffic turning right into Wilstead Road from A600 High Road may be required; • Shuttle electric mini-bus service to and from Bedford town centre; • Need to provide slowing features on the A600 High Road to support extension of the 30mph speed limit and facilitate cohesion with the existing village.
Potential for use as housing but if there are any proposals for industrial or commercial use then noise assessments would be need to assess impact on proposed and existing residential.
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Agent
Land at Manor Way, Cotton End
Residential and Agricultural
Fields
Residential
Fields
Residential
38
No answer given
30 dph
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38
No answer given
No answer given
No answer given
2024
The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the dwellings will utilise low carbon building materials. The dwellings will be energy efficient and will be designed for comfort by balancing passive cooling design strategies which maximise comfort and minimise energy use during the warmer summers, with adequate levels of insulation for the warmer winters. The dwellings will be constructed so they are weather tight, robust enough to withstand extreme weather, and with foundations which are appropriate for their lifetime. The design will also include measures for water efficiency and effective drainage.
No answer given
The site abuts Manor Road to the east and lies some 5.5 km (3.42 miles) southeast of Bedford town centre. There are significant barriers to access via Manor Road but these can potentially be mitigated. The concerns of residents on Manor Road would need to be considered. The nearest bus stop is located on High Road close to the site. There are footways on Manor Road with connectivity to A600 High Street via wood Lane, but no on/off road cycle route. There is no significant traffic congestion on the A600 and this is unlikely to change with the introduction of 38 new homes. Suggested Mitigation Measures: • Consider potential opposition from residents on Manor Road; • Access to Footpath 6 at the north east corner should be considered.
No Major concerns
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Land off The High Road, Shortstown, Bedford
Agriculture
No answer given
No answer given
No answer given
No answer given
Circa 165 dwellings, but the scale is flexible and to be discussed with the Council.
No answer given
35dph (this is also flexible and to be discussed with the Council).
First Homes
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Access for both land parcels will be obtained from the A600 (The High Road)
Development will commence within 3 years of outline planning permission, with completion by year 5 at the latest.
Development will commence within 3 years of outline planning permission, with completion by year 5 at the latest.
No answer given
No answer given
Within 3 years on the basis that planning permission is granted close to the adoption date.
The proposals will accord with the Council’s Local Plan climate change policies. Gladman welcomes a meeting with the Council to discuss the Council’s climate change policies and how the scheme can be shaped to meet those targets. An initial concept plan has been provided as part of this site submission. This is indicative at this stage but can used as basis for early discussions on the design of the proposals, including climate change objectives.
No answer given
The site is severed by A600 High Road to form two parcels of land to the west and east which are bordered to the north by Old Harrowden Road and Harrowden Lane respectively. The site lies some 3.5 km (2.18 miles) southeast of Bedford town centre. The level difference between each land parcel and A600 High Road could be a significant barrier to achieving safe and suitable accesses but there is no obvious reason why this cannot be overcome through civil engineering solutions. Old Harrowden Road and Harrowden Lane are narrow and have no footway pavement thereby making them less suitable than A600 High Road as locations for the site accesses. The nearest bus stop is located on High Road close to the site. There is footway/cycleway on the west side of A600 High Road. There is no significant traffic congestion on A600 but the cumulative traffic impact of development sites in the area could over the years introduce congestion issues particularly on route to Bedford town centre. National Highways would need to be consulted with regard to the A421/A600 junction. Suggested Mitigation Measures: • Understand the cumulative traffic impact of development sites in the area; • Engineering solutions to the level difference between site and A600 High Road; • Right turn lanes may be required for traffic turning right into the site accesses from A600 High Road; • The layout of the site access junctions with the A600 should slow speeds and improve the highway context as it merges with the village. • Extend 30 mph speed limit on A600 high Road northwards to a point north of Harrowden Lane; • Connections to the existing and 'new' parts of the village, north across A421/A600 junction, Harrowden Lane (E and W) and ROW by walking and cycling should be considered and improved; • As the proposed accesses abut highway, proposals could consider a scheme that provides accesses as well as improving highway safety including visibility.
Noise assessment regarding noise from the bypass would be required.
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy. Site 7467 is located in Shortstown and it is proposed to allocate the land for c.165 dwellings. The Council received a Heritage Appraisal which identified less than substantial harm to four grade II listed buildings (at the lower end of the spectrum) located in Harrowden. Whilst visiting the site however, Officers did not share the view that the impact to each individual asset would be uniform, and did not ultimately agree with the scale of harm to assets identified within the HA. Where HIAs were submitted on behalf of the promoter, Officers visited site and complied their own assessment using the findings of the HIA as a basis for the report. In this instance, the same approach was considered appropriate to properly explain the reasoning behind the difference in opinion. Ultimately, the Officers’ assessment found a larger degree of cumulative harm to heritage assets than that identified in the HIA, and this was passed to the Policy team for consideration.
No answer given
Tippins, Hall End Road, Wootton
Agricultural and commercial
Agricultural and residential
Agricultural and residential
Agricultural and residential
Agricultural and residential
20 to 70
No answer given
30 dph net
No answer given
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B1, B8
Unknown at this time
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From Hall End Road
Up to 70
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2024
The proposed scheme will address climate change through appropriate adaptation and mitigation measures in the design. Where possible the dwellings will utilise low carbon building materials. The dwellings will be energy efficient and will be designed for comfort by balancing passive cooling design strategies which maximise comfort and minimise energy use during the warmer summers, with adequate levels of insulation for the warmer winters. The dwellings will be constructed so they are weather tight, robust enough to withstand extreme weather, and with foundations which are appropriate for their lifetime. The design will also include measures for water efficiency and effective drainage.
No answer given
The site is located on the west side Hall End Road, to the south of Keeley Lane and lies some 6.0 km (3.73 miles) southwest of Bedford town centre. The location of the site is remote and will encourage car based travel on rural roads not suited to significant increases in traffic. The lack of footway pavement and street lighting could also be a significant barrier to achieving safe and suitable accesses but mitigation measures are feasible. The National Cycle Network (NCN) 51 runs along Hall End Road adjacent to the site, then heads east along Keeley Lane and to Kempston where it connects with other cycle networks. The nearest bus stop is located on Hall End Road some 200m south of the site. There is no significant traffic congestion on A600 but the cumulative traffic impact of development sites in the area could over the years could introduce congestion issues particularly on route to Bedford town centre. Suggested Mitigation Measures: • Understand the cumulative traffic impact of development sites in the area; • Introduce footway pavement on Hall End Road from the site northwards to tie-in with existing footway on Keeley Lane; • Locate access further south on Hall End Road and further away from third party land, hence greater potential of achieving required forward visibility standards within the site and highway land; • Introduce street lighting on Hall End Road from the site to Keeley Lane.
No major concerns.
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Field behind numbers 7,9 11 and 13 Woodfield Lane, Renhold Beds MK41 0LH
Agricultural
private garden
Private Field
Agricultural land
Housing
72
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30 dph
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Access from Woodfield Lane between numbers 7 and 9 Woodfield Lane – we own the driveway to the land and have allowed sufficient space for roadway, verges and supply of utilities as advised by local planning dept
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Anytime
Density of housing proposed allows for existing hedgerows to be maintained and for sufficient area for green area and trees to be planted and for each dwelling to have garden space.
No uploaded files for public display
No answer given
The site is located to the rear of existing properties on Woodfield Lane in the village of Renhold and lies some 5.0 km (3.42 miles) northwest of Bedford town centre. A minor access road would be required to serve the 72 houses proposed. The proximity of the proposed access point to existing accesses to drives and the lack of footway pavement and street lighting on Woodfield Lane could be a significant barrier to achieving safe and suitable accesses but mitigation measures are feasible. There are no on/off road cycle routes in the vicinity and no mitigation is feasible. The nearest bus stop is located on Green End some 50m from the site access. There is no significant traffic congestion on the local road network surrounding the site. Suggested Mitigation Measures: • Minor access road required to serve the 72 houses proposed; • Road safety measures should be considered including new road signs to warn of the new access and street lighting at the site access junction with Woodfield Lane; • It is possible that forward visibility (into Woodfield Lane from the site access) requirements can be met on but would need to be confirmed; • Turn around facility (e.g. turning head) for refuse vehicle, fire appliance etc. should be provided within the site; • Footway pavement from the proposed development to the footways on Green End should be provided; • Improvements to bus services.
No major concerns but construction management would need to be significant as low background levels would result in large impact from extensive construction.
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Land off Great Barford Highstreet, Great Barford, Bedford, MK44 3LF
Open Space and grazing land for farm stock
Residential
Agricultural
Residential
Agricultural
4
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3 dph
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Via public right of way, as highlighted in the Call for Sites Study, produced by Steve Ritchie Partnership
4
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2023
Development will be to a high quality, ensuring that unwarranted carbon emissions are kept to a minimum. The protection of the open space will ensure that the site contributes towards the provision of green space and a positive green environment is maintained. This will also represent an enhancement in terms of biodiversity, as ecological habitats will be able to establish if the grazing on the site ceases. Additionally, as the site is located outside the Flood Zones 2 and 3, as is located on higher ground than the Flood Zones, it is unlikely that increased flooding associated with climate change will impact upon the site.
No answer given
The site is located on the south side of High Street in the village of Great Barford and lies some 8.0 km (4.97 miles) northeast of Bedford town centre. High Street is a classified road with a posted speed limit of 30 mph and hence would require forward visibility splays of 2.4m x 90m x 90m. It is not possible to achieve these splays both to the left and right on High Street due to bends in the road and existing properties within the visibility splays. This significant barrier to access cannot be viably mitigated. There is footway pavement on High Street but no on/off cycle route in the vicinity. The nearest bus stop is located on High Street adjacent to the proposed site access. There is no significant traffic congestion on the local road network surrounding the site. Suggested Mitigation Measures: The visibility issue cannot viably be overcome unless speed surveys demonstrate speeds of less than 37mph and HGV's of less than 5%, when MfS visibility would be permissible (43m).
No major concerns.
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Please contact Agent
Land off Chawston Lane, Chawston, Bedfordshire
Agricultural
Agricultural
Employment
Residential Dwellings
Employment
No answer given
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Could provide any type of employment
TBC
No answer given
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TBC
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As soon as the Local Plan is adopted.
This site would accommodate development in a sustainable location, within close proximity to the existing road and rail networks. The development would provide employment opportunities for people living in the area. The site would ensure that development is located outside the more vulnerable areas of Bedfordshire including those at risk of flooding and those in sensitive environmental landscapes and habitats. It is anticipated that SUDS would be used as advocated by paragraph 150 of the NPPF as mitigation against climate change. The site is located in close proximity to a number of service centres which would provide services and facilities to support the employment uses proposed for the site, reducing the need for travel. Furthermore, the development could be constructed using sustainable construction methods where appropriate as well as being designed to accommodate sustainable design principles such as building orientation.
No answer given
The site is located on the north side of Chawston Lane in the village of Chawston and lies some 12.5 km (7.77 miles) northeast of Bedford town centre. The access point proposed does not provide direct access onto the public highway, it is via third party land thereby introducing is a significant barrier to access. More information and clarity are required on the proposed access. Consideration should be given to taking access directly off Chawston Lane, a classified road with a posted speed limit of 30 mph. It looks like the required forward visibility splays of 2.4m x 90m x 90m into Chawston Lane from a site access is possible. There is no footway pavement on Chawston Lane which is another barrier to access but can be mitigated. There is no on/off cycle route in the vicinity. The nearest bus stop is located on the A1 Great North Road some 650 m from the site access. There is existing congestion problem on the A1 Great North Road which could be exacerbated by development traffic. The Chawston Lane junction with A1 Great North Road is left in and left out which minimises traffic conflicts. There is potential problem at the Chawston Lane junction with Roxton Road and Colesden Road. The impact if any of by the Black Cat to Caxton Gibbet Improvements DCO would need to be considered. From a plan of the promoted preferred route, there appears to be no direct impact on the site. Suggested Mitigation Measures: • Negotiate access rights or third party land acquisition to enable proposed access; • Consider direct access off Chawston Road; • Provide footway pavement between the site and A1 Great North Road; • Improve bus service; • Provide a Travel Plan including measures that encourage sustainable modes of travel.
Employment use means commercial or industrial sites both of which could be the source of significant levels of noise impact on rural residential life. Accepting the proximity of A1 a noise report would need to be included in any application to ensure amenity is protected.
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
Developer with long term land interest in the form of an option.
Land to the west of A1, north of Bushmead Road and south of Kimbolton Road (Eaton Bank)
Arable farmland
Residential and arable farmland
Arable farmland
Motorway and Residential
Arable farmland
2500
No answer given
37 dph
No answer given
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Community shop, we-work type facility and community retail units
Areas to be finalised following discussions with LPA
Areas to be finalised following discussions with LPA
No answer given
TBC
Substantial public rural park; Healthy activity routes; Sports pitches and play areas; Dedicated pedestrian/cycle routes throughout site and linking into National Cycle Network; Community allotments and orchards; Biodiversity nature trails; Community shops; Community hub. Total amount based on discussions with Council for local requirements.
Primary road access from Kimbolton Road and Duloe Road. Cycle and pedestrian links improved onto Bushmead Road
750
1250
500
No answer given
2025
All Thakeham homes will be carbon neutral in production by 2025; All Thakeham homes will be zero carbon in lifetime operation by 2025; Thakeham will deliver 20% biodiversity net gain; Eddie & Ellie education initiative to educate local primary aged children on biodiversity; Landscape and open space-led place-making; Prioritising sustainable transport options within our sites; Electric vehicle charging points on all Thakeham homes; and Transport hub with e-bike facilities, electric car charging and public transport connections. See cover letter for details of how Thakeham will achieve these and our other responses to Climate Change.
No uploaded files for public display
No answer given
The site is located on the north side of Chawston Lane in the village of Chawston and lies some 12.5 km (7.77 miles) northeast of Bedford town centre. The access point proposed does not provide direct access onto the public highway, it is via third party land thereby introducing is a significant barrier to access. More information and clarity are required on the proposed access. Consideration should be given to taking access directly off Chawston Lane, a classified road with a posted speed limit of 30 mph. It looks like the required forward visibility splays of 2.4m x 90m x 90m into Chawston Lane from a site access is possible. There is no footway pavement on Chawston Lane which is another barrier to access but can be mitigated. There is no on/off cycle route in the vicinity. The nearest bus stop is located on the A1 Great North Road some 650 m from the site access. There is existing congestion problem on the A1 Great North Road which could be exacerbated by development traffic. The Chawston Lane junction with A1 Great North Road is left in and left out which minimises traffic conflicts. There is potential problem at the Chawston Lane junction with Roxton Road and Colesden Road. The impact if any of by the Black Cat to Caxton Gibbet Improvements DCO would need to be considered. From a plan of the promoted preferred route, there appears to be no direct impact on the site.
Noise from the A1 would have the paramount impact on amenity.
The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.
No answer given
Land at Carlton Road, Turvey
Agricultural
Agricultural
Turvey settlement
Agriculture
Carlton Rd and Turvey House
115 (of which 25 already allocated in TNP)
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Access onto the site will be via Carlton Road.
115
No answer given
No answer given
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2024
As part of any development that is brought forward on the site, the scheme will be suitably compliant with Policy 51S, and will set out the how the site addresses climate change, adapting to anticipated future changes and mitigating against further change by reducing greenhouse gas emissions. This will be considered through the implementation of water and energy efficiency systems, appropriate layout, design and landscaping, including the use of renewable energy. The site forms part of a considerably larger agricultural holding owned and operated in common with the site: this could provide scope for offsite renewable energy generation in proportion to or equivalent to the energy needs of the development. The construction of new homes generally affords the opportunity to utilise energy conservation measures through significantly enhanced standards of insulation and facilities for energy recovery and recycling incorporated in design. It also offers the potential for use of more sustainable construction materials – the site is not within or in proximity to the Conservation Area and so is considered to offer scope for design which is responsive primarily to environmental considerations that than those of the historic environment. It is also important to consider that the western part of the site is subject to a Neighbourhood Plan allocation which requires the provision of an extensive off-site landscape buffer. It is expected that this will provide significant scope for biodiversity enhancement – the existing land use is for intensive arable cultivation which is biodiversity poor. The extension of the currently allocated site would be expected to provide a continuation of this landscape and biodiversity asset.
No uploaded files for public display
No answer given
The site is located on the east side of Carlton Road, immediately north of Turvey village and lies some 11.5 km (7.14 miles) northwest of Bedford town centre. Carlton Road is a classified road with a posted speed limit of 60 mph. It looks like the required forward visibility splays into Carlton Road from a site access is possible with considered location of the site access point. There is no footway pavement on Carlton Road which is a barrier to access but can be mitigated. There is no on/off cycle route in the vicinity. The nearest bus stop is located on High Street in Turvey Village some 640m south of the site access. There is potential highway and junction problems with Carlton Road traffic to and from A428. Significant pinch point with road narrowing and on street parking issues on Carlton Road south. Local traffic concerns would be exacerbated. No opportunities to widen footway from access to village centre and its amenities. Suggested Mitigation Measures: • Improve bus services; • Extend the 30 mph speed limit through Turvey Village northwards to incorporate the proposed site access; • Provide footway pavement from the site to the existing footway pavement in Turvey Village.
No major concerns
The site has been excluded from further assessment at Stage 1 because it is partially covered by an allocated for residential development in the Turvey Neighbourhood Plan (Policy T1). The remainder of the site is not in a location that is in accordance with the development strategy.
No answer given
Butler Street, Ravensden
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No uploaded files for public display
Agent
Kanta Nivas, Rushden Road Sharnbrook MK44 1NB
house, stables, barns, fields
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Industrial or waste and recycling
500,000 square feet
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Using current access of the A6.
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2-3 years
The Development will be designed in a way to mitigate for climate change using design and technology to achieve water and energy efficiency, appropriate layout, design and landscaping, and the use of renewable energy, and smart controls to manage energy and water use.
No uploaded files for public display
Agent
between 34 and 36 High Street, Riseley
open field
police station
No answer given
residential
residential
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off High Street
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Agent
south of Bedford Road, Great Barford
Agricultural
Agricultural/C3
Mineral site
Mineral site
Agricultural - allocated residential site
60
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off Bedford Road
yes
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The site is small enough to be delivered within the first five-year period of the emerging Local Plan.
No answer given
No uploaded files for public display
Cranfield Road, Wootton
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off Cranfield Road
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